This listing includes AI condition scoring, neighbourhood intelligence, and market valuation data — giving you a complete picture before you visit. Compare rental yield, price per square metre, and location strength against the broader Portuguese market to assess whether this property fits your investment strategy.
4-bedroom, 3-bathroom apartment of 235 m² on the 8th floor, built in 2007, energy rating C. Located on rua Dom Jorge da Costa, Belém parish, Lisbon municipality, Lisbon district. Noteworthy Features: This apartment boasts an expansive 60 m² main living room with a fireplace, offering unparalleled river views and abundant natural light throughout every room.
The valuation. The asking price of €1,500,000 sits significantly above the fair value of €1,153,782, representing a premium of €346,218 (30.0%). Consequently, the property is considered overpriced.
Fair value modelled at €1,153,782 from 6 comparable sales in the area. Asking €1,500,000 sits €346,218 (30.0%) above — overpriced versus fair value.
Asking €1,500,000 versus the rua Dom Jorge da Costa area baseline of €1,127,780 (€4,799/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 80/100 is above the parish average, lifting fair value versus a typical-condition unit.
Recent nearby listings price below the wider parish average — a hyper-local discount distinct from the parish baseline.
Base gap of €1,127,780, adjusted for condition and micro-location, gives a modelled fair value of €1,153,782 (€4,910/m²), a €346,218 (30.0%) gap versus the €1,500,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Dom Jorge da Costa | Subject | €1,500,000 | €6,383 | — | 77 | 78 |
| avenida Doutor Mário Moutinho | Active | €1,190,000 | €5,805 | 9.1% | 70 | 78 |
| travessa do Miradouro | Active | €545,000 | €4,098 | 35.8% | 74 | 79 |
| avenida Doutor Mário Moutinho | Active | €1,140,000 | €4,471 | 30.0% | 68 | 75 |
| praceta das Flores S / N | Active | €570,000 | €3,413 | 46.5% | 73 | 74 |
| Median comp | €855,000 | €4,285 | 32.9% | 72 | 77 |
Long-term rental The property’s current yield of 2.7% gross indicates that it may not provide sufficient returns for a long-term rental investment given its fair value of €1,153,782, which reflects a significant gap of 30.0% from the listing price. Additionally, the apartment's condition rating of 80/100 and neighborhood rating of 78/100 suggest moderate appeal, further questioning the investment viability at the current price. Buy-and-hold As a buy-and-hold investment, the apartment's gross yield of 2.7% is disappointing, particularly against an overpriced listing of €1,500,000 compared to its estimated fair value of €1,153,782. While the Ajuda district benefits from economic trends in Lisbon, the substantial price gap diminishes potential long-term appreciation. Family rental Targeting a family rental approach appears unsustainable, given the property’s listed price of €1,500,000, which is 30.0% above its assessed fair value of €1,153,782. Although the neighborhood offers relative safety and amenities suitable for families, the high cost could deter potential tenants, impacting profitability. Not ideal for: Short-term vacation rental The property's pricing significantly exceeds its fair value, making it a less appealing option for short-term vacation rentals, which typically rely on competitive pricing to attract guests. Additionally, the localized family-oriented nature of Ajuda may limit short-term rental demand. Not ideal for: Luxury market With a listing price of €1,500,000 that is substantially above its fair value of €1,153,782, this property does not align with the luxury market's expectations for value and exclusivity. Consequently, it risks remaining stagnant in a market that demands both quality and price parity.
Tenant turnover risk There is a potential risk of higher tenant turnover due to the tenant stability score of 75/100, which may lead to increased vacancy periods and associated costs.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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